© WHERE WE LEND BOISE · ID
HARD MONEY LENDER BOISE
Direct private capital for Boise investors, underwritten on the property and funded from San Diego.
CALL OR TEXT US (619) 617-2797
- GOOGLE RATING 150+ REVIEWS
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- VETERAN OWNED Company NMLS 1416824 · Branch NMLS 2554618
Boise is the center of Idaho and the core of Ada County, the place capital lands first when it comes to this state. The North End and East End carry the character stock, the Bench holds the workforce rentals, and downtown plus the Boise State side anchor demand. Tech and back-office employers keep the tenant pool broad.
Boise is one of the Idaho markets Loan Goat lends in year round. Ada County files and deals in Meridian, Nampa and Pocatello are underwritten identically, on value, exit and the plan for the property.
Loan Goat is a direct lender with in-house capital and no loan committee, headquartered in San Diego and funding across 46 states. A Boise borrower deals with the lender itself, not a broker shopping the file, which is the difference between a quote you can act on and a quote that needs a second opinion.
© THE COST BOISE · ID
WHAT DO BOISE HARD MONEY LOANS COST
Pricing a Boise deal is straightforward. Bridge runs from 9.00% to 13.00% and moves with leverage and risk. Ask for more of the purchase price and the rate moves up; bring a stronger exit and it moves down. Residential bridge goes to 75% LTV and commercial to 70%.
Every quote is written before an appraisal is ordered, so a Boise investor knows the rate, the leverage, the term and the fees while there is still time to walk. No prepayment penalty on the bridge programs means a flip that sells in four months costs four months of interest, not twelve.
| PROGRAM | RATES | LEVERAGE UP TO | TERMS | LOAN AMOUNTS |
|---|---|---|---|---|
| BRIDGE LOAN | 9.00% to 13.00% | LTV 75% | 1 or 2 years | $150,000 to $25,000,000 |
| FIX & FLIP | 9.99% to 12.00% | LTV 85% of purchase, LTC 100% of rehab | 6 to 18 months | $250,000 to $10,000,000 |
| RENTAL DSCR | 6.50% to 9.99% Non-QM | LTV 80% | 5, 7, 30 and 40 year fixed | Sized to the property |
Starting rates for qualified borrowers, from the published terms cards. Points and fees are quoted on the Letter of Intent. Rates are subject to change without notice and are not a commitment to lend.
The ranges above are what is actually available. Send the Boise address and what you intend to do with it and the quote comes back with the exact rate, leverage and term for that deal.
© WHY LOAN GOAT BOISE · ID
WHY LOAN GOAT IN BOISE
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
A private lender earns its rate by being fast and being sure. On Boise property that shows up as a written quote the same day, an appraisal ordered only once the terms are agreed, and a wire inside a week. The rate buys the speed and the certainty.
Craftsman bungalows and older two-story homes through the North End, 1950s ranches across the Bench, small brick and frame apartment buildings near downtown, plus newer subdivision product on the outer ring. That stock is exactly what the bridge and fix and flip programs are built for.
Bungalow renovation in the North End is the signature flip. The Bench supports buy-and-hold rentals and small multifamily, rentals near Boise State lease reliably, and infill construction fills the leftover gaps. The program follows the plan, not the other way round.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
BOISE DEALS, FUNDED FROM SAN DIEGO.
Ada County files run on the same terms as the home markets: written quote first, appraisal once terms are agreed, wire in five to seven days. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states.
© LOAN SCENARIOS BOISE · ID
MOST COMMON BOISE LOAN SCENARIOS
- 1031 EXCHANGE Bridge money that lets a Boise replacement property close inside the 45 and 180 day windows.
- AUCTION & HUBZU Boise auction buys where the deposit is up and the clock is already running.
- BANKRUPTCY BUYOUT Buying out a partner or a plan on Boise real estate, funded on the equity in the asset.
- BANK STATEMENT LOANS Deposits instead of tax returns for self-employed buyers working Ada County.
- FORECLOSURE AUCTION Courthouse and trustee sale purchases in Ada County, funded on the asset and the plan.
- FOREIGN NATIONAL Foreign national buyers acquiring Boise investment property without a US credit file.
- NON-WARRANTABLE CONDOS Non-warrantable Ada County condo units where the HOA or the investor concentration killed the conventional loan.
- SELF-EMPLOYED Business owners buying in Boise whose write-offs make a bank file impossible.
- VACATION RENTAL Boise vacation rental purchases where the projected income does the work.
- CASH OFFERS ONLY Sellers in Boise who will only look at cash get a proof of funds that holds up.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN BOISE
- BRIDGE LOANS Acquire, recapitalize or stabilize with short-term capital that closes in days, not months. FROM 9.00% · LTV 75% · 1-2 YR
- FIX & FLIP LOANS Buy, renovate and sell or hold, with the rehab funded through draws and no prepayment penalty. FROM 9.99% · LTV 85% · 6-18 MO
- CONSTRUCTION LOANS Ground-up financing with flexible draws through every stage of the build. LTC 80% · 12-18 MO
- RENTAL PROPERTY LOANS Long-term DSCR, portfolio and multifamily term loans that qualify on the property's cash flow. FROM 6.50% · LTV 80% · 30 YR
- COMMERCIAL LOANS Hybrid-term financing for multifamily, mixed-use, retail, office and industrial in major metros. FROM 7.90% · LTV 70% · 1-15 YR
- OWNER OCCUPIED LOANS Short-term bridge financing on the home you live in, with a refinance into a conventional or jumbo loan as the exit. FROM 10.50% · LTV 70% · 11-12 MO
- BANK FINANCING Bank statement, P&L-only and SBA programs for business owners outside the standard mortgage box. TERMS 5 TO 30 YR
- SECOND & THIRD MORTGAGES Second and third lien position loans behind an existing first mortgage. 12-36 MO · BUSINESS PURPOSE
- BLANKET / CROSS-COLLATERAL LOANS One loan across several properties, cross-collateralized when a single asset will not carry the deal. FROM 8.99% · 1-3 YR
© PROPERTY TYPES BOISE · ID
PROPERTY TYPES WE FINANCE IN BOISE
- MULTI-FAMILY Two to four unit buildings and small apartment stock in Ada County, purchase or cash-out.
- MIXED-USE Retail-over-residential buildings in Boise commercial corridors, up to 70% LTV.
- RETAIL Strip centers and free-standing retail in Ada County with a repositioning plan.
- OFFICE Boise office assets being repositioned or bridged to a conventional exit.
- INDUSTRIAL & WAREHOUSE Warehouse and flex space in and around Boise, purchase, refinance and cash-out.
- HOSPITALITY: HOTEL & MOTEL Motel and boutique hotel repositioning in Boise bridged to an SBA or conventional exit.
© THE APPROACH BOISE · ID
HOW WE LEND IN BOISE
Read the table as a promise rather than a pitch. On a Boise deal it means the leverage quoted is the leverage funded, the timeline quoted is the timeline delivered, and the person who priced the file is the person who releases the money.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
BOISE BORROWERS, IN THEIR WORDS
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Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS -
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ -
Working with Loan Goat has been an absolute game-changer in my home-buying journey! From the start, Milad, brought a level of expertise and care that made the process smooth and stress-free. His team's dedication to customer service is...
ALIZE RIOS -
I recently worked with Loan Goat, and my experience was fantastic. From start to finish, the team was attentive, knowledgeable, and genuinely interested in helping me find the best loan options for my needs. They walked me through every...
LUIS GONZALEZ
© QUESTIONS BOISE · ID
BOISE HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
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Yes. Loan Goat funds investment property in Boise and across Ada County on every program listed on this site: bridge, fix and flip, construction, rental property, commercial, owner occupied, bank financing, second and third mortgages and blanket loans. The desk is in San Diego, the capital is in house, and Boise files are underwritten on the property rather than on where the borrower banks.
Request a quote -
Five to seven days is standard and low-doc bridge files have funded in as little as three. The timeline on a Boise deal is usually set by title and escrow rather than by underwriting, because the credit decision is made in house by one person. Open title early and the wire follows the written terms.
How it works -
Non-owner-occupied residential from single-family up to four units, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land across Ada County. Owner-occupied has its own program. If the Boise asset produces or will produce value, there is usually a structure for it.
Property types -
Yes, both are standard business-purpose files. Loan Goat funds purchase and rehab in Boise and across Ada County on a bridge loan, then a DSCR rental loan handles the refinance if you decide to keep it. Underwriting weighs the house, the budget and the exit, which is why five to seven days works on a competitive North End listing.
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Single-family rentals, condos, townhomes, two to four unit buildings, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land. Business-purpose and non-owner-occupied is the core of the book, with owner-occupied handled under its own program.
Property types -
The address, the purchase price or current value, what you owe, what you plan to do with the property and how you intend to pay the loan back. That is enough for a written quote. Full-doc income packages are not part of the low-doc programs, which is why a quote arrives in hours rather than weeks.
Request a quote -
Credit is reviewed, but the property carries the decision. These are business-purpose loans on non-owner-occupied real estate, underwritten to value, exit and the strength of the deal. Investors turned down by a bank for self-employment, a recent event on file or thin documentation are routine business here.
Self-employed borrowers -
Bridge money runs from 9.00% to 13.00% and moves with leverage, property type, exit and experience. Rental loans price lower because the property carries the debt, from 6.50% on the Non-QM tier. Every quote is written before an appraisal is ordered, so you are never chasing a number that changes at the closing table.
Bridge loan terms
© WHERE WE LEND BOISE · ID
BOISE, ROUTED FROM SAN DIEGO HQ.
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- Lending footprint, 46 states
- Home markets: California and Arizona
- San Diego headquarters
© GET A QUOTE BOISE · ID
SUBMIT A LOAN REQUEST
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Or just give us a call now
(619) 617-2797
